Buying a Home in Summerland, CA

Living in Summerland

Summerland is an unincorporated seaside community in Santa Barbara County, between Montecito and Carpinteria along Highway 101. The village centres on Lillie Avenue, with its antique shops, cafés and restaurants, and Lookout Park and the beach are close by. Homes range from beach cottages in the village to ocean-view properties on the hillsides above town, and Santa Barbara is a short drive up the coast.

Figures from U.S. Census Bureau data.

The village and hillsides, and the beach below.

With only a few hundred households, only a handful of homes are for sale at any time, and the good ones can go quickly. Serious buyers here tend to have financing arranged before they start touring, and to watch nearby Montecito and Carpinteria as well.

Steps to buying in Summerland

1. Choose a local agent. In California you'll sign a written buyer representation agreement with your agent before touring homes, setting out what they'll do and how they're paid.
2. Get pre-approved. Many Summerland homes are priced above conforming loan limits, so talk to a lender about jumbo financing early. A strong pre-approval, or proof of funds for a cash purchase, makes your offer competitive.
3. Search, and move quickly. Set up alerts, and ask your agent about homes that may come up before they reach the open market.
4. Make an offer. Your agent will help you set price and terms from recent sales. A deposit of around 3% of the price into escrow is common in California.
5. Investigate during contingencies. Inspections, the seller's disclosures, the appraisal and your loan approval all happen within set deadlines, usually over about 30 days of escrow.
6. Close and get the keys. Sign your loan and closing documents, the deed records with the County, and the home is yours.

What's specific to buying in Summerland

Inspections for a coastal home

Salt air and older construction make inspections important here. Beyond a general inspection, buyers often order a termite (wood-destroying pest) report, a roof inspection, a sewer-lateral or septic inspection, and a look at drainage, especially on hillside and bluff-side lots.

Insurance

Homeowners insurance has become harder to get in parts of California, especially where wildfire risk is high. Get quotes early in escrow, not at the end, and check whether the home is in a fire hazard severity zone or a flood zone (both are shown on the seller's Natural Hazard Disclosure). If standard insurers decline, the California FAIR Plan is a fallback, usually paired with a separate policy for the rest of your coverage.

Coastal permits and future plans

Much of Summerland lies in California's Coastal Zone and under Santa Barbara County's Summerland Community Plan. If you plan to remodel, add on or build, check what's allowed and what permits it would need before you buy, and check that past work on the home was permitted.

Rentals

Santa Barbara County regulates short-term (vacation) rentals closely. If you're counting on rental income, confirm the rules for that specific property before you commit.

Sound and setting

Highway 101 and the coastal rail line both run through Summerland. Visit a home at different times of day to judge traffic and train noise, and to see the view and light.

Property taxes

In California, property tax is based on the purchase price, roughly 1% a year plus any local assessments, so the seller's current tax bill won't be yours. Ask your agent or escrow officer for an estimate.

Why use a local Summerland agent

• Hearing about homes first. In a town this small, a well-connected local agent often knows about a home before it's widely advertised.
• Pricing your offer right. Recent sales are few and every property is different. A local agent knows which comparable sales really compare.
• Knowing the streets. Which blocks hear the freeway, which lots have drainage or bluff questions, and what a given view is really worth.
• Local help. Inspectors, lenders, insurance agents and contractors who know coastal homes and can work within escrow deadlines.